Follow the dollars · Assumption only
A complete cash picture for Dec 20, 2026
Your down payment$495,116Cash toward the purchase price.
Closing costs + prepaids$12,908Not just lender fees.
Before credits & paid funds$508,024The complete starting cash picture.
Estimated remaining funds due at closing
$508,024No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$495,115.96
Your down payment$495,115.96
Closing costs + prepaids$12,907.94
Total buyer cash needed$508,023.89
Remaining funds due$508,023.89
Closing costs, itemized
Fees first, then prepaids and escrow.
Assumption fee$763.00
Credit report$200.00
Tax service$80.00
UMe assumption specialist (1%)$6,000.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$524.42
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$720.00
Initial HOA (3 months)$30.00
Prepaid interest, first (12 days)$165.52
Fees + prepaids$12,907.94
Your down payment is the seller’s equity. You take over the $104,884 balance, so the rest of the $600,000 price is paid at closing. A second mortgage can cover part of it. $508,023.89 is due at closing. Uses and sources reconcile at $612,907.94 each. Not a Closing Disclosure.